30 Apr Safer Buildings Queensland Cladding Assessment is finished – What’s next?
Safer Buildings Queensland Cladding Assessment is finished – What’s next?
With Part 1 finished, many strata managers are receiving enquiries about buildings that have not exited the process.
The nature of these enquiries is largely about;
- Why do we have to progress when we don’t have any cladding?
- What is the approval process beyond Part 1?
- We have ACP/EPS/HPL identified, what now?
- Does our building meet all 3 compliance zone requirements?
Why do we have to progress when we don’t have any cladding?
The issue of progress of buildings from Part 1 and Part 2 is causing significant concern to bodies corporate and strata managers.
There is a view within the industry that the intent of audit process is to identify dangerous combustible cladding material – timber screening and window shades etc fall outside this scope and should not force building owners through the process to Part 2. We have written to the QBCC Commissioner seeking their clarification on this issue.
The QBCC can be expected to adopt a conservative approach and seek to move buildings through the process until the risk is fully assessed.
While the cladding audit may have been initiated in response to concerns over combustible cladding and fire safety, it would seem the QBCC have included in scope of the audit to include materials other than those initially identified as being of concern.
What is the approval process beyond Part 1
Costs to appoint a qualified person to complete Part 2 or 3 are beyond the spending limits of most Body Corporate Committees. The spending limit for Body Corporate Committees is, by default, set at $200 per lot holding. Where the spending limit is exceeded the process to follow is:
- EGM will have to be called requiring 21 days clear notice
- Where sufficient funds are not available to fund Part 2 or 3 costs, a special sinking fund levy will be required.
- Owners are to be given 30 days’ notice of contribution
- Once all approved Part 2 or 3 specialist will then have to be identified and appointed by a work order
For buildings that have to move to Part 2, if committee’s start action in the first week of April – assuming Committees instruct their managers to do so – there is little time left to appoint the Part 2 specialist and for them to complete their work before the 29 May 2019 deadline.
Bodies Corporate should be expected to seek immediate extension to the 29 May 2019 deadline for Part 2 as a matter of course simply to allow regulated (body corporate regulations) timeframes to be met.
An extension can be granted but must be applied for no later than 28 days prior to the applicable compliance deadline – for Part 2 the extension application will need to be lodged on or before 1 May 2019.
We have ACP/EPS/HPL identified, what now?
Where buildings have ACP, HPL (high-pressure laminates) or EPS identified, QBCC recommends that you progress these buildings straight to Part 3. With combustible material present, QBCC has recommended that your building move straight to Part 3 – skipping Part 2 on Safer Buildings website.
These circumstances will require the engagement of a registered fire engineer with defined qualifications.
Does our building meet all 3 compliance zone requirements?
Now that Part 1 is completed and buildings have been identified as needing to move forward, committees are confirming their need for progression.
To be clear, if buildings do not meet all 3 of the following requirements, they do not need to participate in the cladding audit:
- a class 2 – 9; and
- of type A or B construction; and
- built or have had the cladding altered after 1 January 1994 but before 1 October 2018
If you have confirmation that the building doesn’t meet the above criteria (all 3), then with your written instruction to abandon the registration and you won’t need to progress past Part 1.
This article was supplied by: